A Fully Amenitized Life Sciences Campus
Neurocrine Biosciences Campus, Buildings 1-4 TI | Del Mar, California
DPR performed tenant improvements on a 230,000-sq.-ft. office buildout, plus an additional 320,000-sq.-ft. of interior R&D space. The new R&D spaces include complex chemistry and biology labs, a small cGMP clean room, and over 200 fume hoods. Other scopes include a ground-up central utility plant and associated underground chilled water piping to serve all four buildings on campus, as well as a 2MW emergency generator.
Creating Early Alignment
Technical design-assist MEP scopes, full BIM coordination, and navigating a complex lease agreement between landlord and tenant all required an integrated build with the DPR core and shell team to deliver on a fast-track schedule. DPR went beyond reviewing the project Responsibility Matrix to document all changes in the drawings, aligning the detailed estimate with the correct cost buckets. The team meticulously communicated items in the TI plans (for which the shell/landlord was responsible) to address concerns about allocating costs to the correct funding source. DPR's extra due diligence to fix disparities prevented conflicts between landlord and tenant as the project progressed.
Challenges and Solutions
Complex Mechanical and Plumbing
With over 200 fume hoods and a building-wide network of solvent process piping, the R&D and cGMP spaces in Buildings 3 and 4 required extensive above-ceiling and in-wall MEP coordination within congested spaces. DPR's Virtual Design and Construction (VDC) team worked closely with design and trade partners to model and coordinate constructible, maintainable systems.
Mitigating Labor Impact on Critical Path
DPR’s capacity to self-perform drywall, framing, doors/frames/hardware, acoustic ceiling tile, and specialties such as bathroom partitions and accessories provided the skilled labor resources needed to keep the project running efficiently. Avoiding labor shortages and scope gaps allowed the team to drive the schedule forward on multiple buildings simultaneously.
Workforce Safety on an Active Campus
The buildings completed during Phase 1 were located toward the back of the campus. DPR meticulously coordinated site logistics, including clear communication and wayfinding for building occupants, to maintain the safety of all working on campus throughout the construction of buildings 3 and 4, as well as subsequent tenant improvements.
Challenges and
Solutions
Complex Mechanical and Plumbing
With over 200 fume hoods and a building-wide network of solvent process piping, the R&D and cGMP spaces in Buildings 3 and 4 required extensive above-ceiling and in-wall MEP coordination within congested spaces. DPR's Virtual Design and Construction (VDC) team worked closely with design and trade partners to model and coordinate constructible, maintainable systems.
Mitigating Labor Impact on Critical Path
DPR’s capacity to self-perform drywall, framing, doors/frames/hardware, acoustic ceiling tile, and specialties such as bathroom partitions and accessories provided the skilled labor resources needed to keep the project running efficiently. Avoiding labor shortages and scope gaps allowed the team to drive the schedule forward on multiple buildings simultaneously.
Workforce Safety on an Active Campus
The buildings completed during Phase 1 were located toward the back of the campus. DPR meticulously coordinated site logistics, including clear communication and wayfinding for building occupants, to maintain the safety of all working on campus throughout the construction of buildings 3 and 4, as well as subsequent tenant improvements.
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